Form 2 NOTICE OF APPLICATION FOR PLANNING PERMIT
The land affected by the application is CA2K, Sec 25, Parish Werrigar located at: Henty Highway, Warracknabeal
The application is for a permit to: Erection of Promotion Sign
The applicant for the permit is: Regional Billboard Co Pty Ltd
The application reference number is: TP30-21
Shire of Yarriambiack, 34 Lyle Street, You may look at the application and any Warracknabeal or on Council’s Web site: documents that support the application http://www.yarriambiack.vic.gov.au/planning/ at the office of the responsible authority. planning-applications-on-public-exhibition. This can be done during office hours and is free of charge
The Responsible Authority will not decide on the application before: 9 July 2021
Any person who may be affected by the granting of the permit may object or make other submissions to the responsible authority. An objection must be made to the responsible authority in writing, include the reasons for the objection and state how the objector would be affected. The responsible authority must make a copy of every objection available at its office for any person to inspect during office hours free of charge until the end of the period during which an application may be made for review of a decision on the application.
If you object, the Responsible Authority will tell you its decision.
______
All correspondence to: Yarriambiack Shire Council, PO Box 243, Warracknabeal , VIC Website: www.yarriambiack.vic.gov.au – Email: [email protected] - Telephone: 03 5398 0100 2I¿FH8VH2QO\
Application No.: Date Lodged: / /
Application for a 3ODQQLQJ3HUPLW
If you need help to complete this form, read MORE INFORMATION at the end of this form. 3ODQQLQJ(QTXLULHV 3KRQH Any material submitted with this application, including plans and personal information, will be made :HE ZZZ\DUULDPELDFNYLFJRYDX available for public viewing, including electronically, and copies may be made for interested parties for the purpose of enabling consideration and review as part of a planning process under the Planning and Environment Act 1987. If you have any questions, please contact Council’s planning department. 4XHVWLRQVPDUNHGZLWKDQDVWHULVN * PXVWEHFRPSOHWHG ,IWKHVSDFHSURYLGHGRQWKHIRUPLVLQVXI¿FLHQWDWWDFKDVHSDUDWHVKHHW
L Click for further information.
The Land L Address of the land. Complete the Street Address and one of the Formal Land Descriptions. 6WUHHW$GGUHVV* Unit No.: St. No.: St. Name:Henty Hwy Suburb/Locality:Warracknabeal Postcode:3393
)RUPDO/DQG'HVFULSWLRQ* Complete either A or B. A Lot No.: Lodged Plan Title Plan Plan of Subdivision No.:
This information can be OR IRXQGRQWKHFHUWL¿FDWH of title. B Crown Allotment No.:2K Section No.:25 If this application relates to more than one address, attach a separate sheet Parish/Township Name: setting out any additional property Warracknabeal Parish of Werrigar details.
The Proposal You must give full details of your proposal and attach the information required to assess the application. ,QVXI¿FLHQWRUXQFOHDULQIRUPDWLRQZLOOGHOD\\RXUDSSOLFDWLRQ
L )RUZKDWXVHGHYHORSPHQW RURWKHUPDWWHUGR\RX Development of a double sided, externally illuminated, major promotion UHTXLUHDSHUPLW" * sign
Provide additional information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal.
L (VWLPDWHGFRVWRIDQ\ GHYHORSPHQWIRUZKLFKWKH Cost $22000 You may be required to verify this estimate. SHUPLWLVUHTXLUHG* Insert ‘0’ if no development is proposed.
Application for a Planning Permit | Regional Council Page 1 Existing Conditions L 'HVFULEHKRZWKHODQGLV XVHGDQGGHYHORSHGQRZ* Empy Lot For example, vacant, three dwellings, medical centre with two practitioners, licensed restaurant with 80 seats, grazing.
Provide a plan of the existing conditions. Photos are also helpful.
Title Information L Does the proposal breach, in any way, an encumbrance on title such as a restrictrive covenant, section 173 agreement or other obligation such as an easement or building envelope? (QFXPEUDQFHVRQWLWOH* Yes (If ‘yes’ contact Council for advice on how to proceed before continuing with this application.) No Not applicable (no such encumbrance applies).
Provide a full, current copy of the title for each individual parcel of land forming the subject site. The title includes: the covering ‘register search statement’, the title diagram and the associated title documents, known as ‘instruments’, for example, restrictive covenants.
Applicant and Owner Details L Provide details of the applicant and the owner of the land. $SSOLFDQW * Name: The person who wants the Title: First Name:James Surname:Course permit. Organisation (if applicable):Regional Billboard Co Pty Ltd Postal Address: If it is a P.O. Box, enter the details here: Unit No.: St. No.:62 St. Name:John Street Suburb/Locality:Eltham State:VIC Postcode:3095
Please provide at least one &RQWDFWLQIRUPDWLRQIRUDSSOLFDQW25FRQWDFWSHUVRQEHORZ contact phone number * Business phone: Email:[email protected] Mobile phone:0400 096 182 Fax:
Where the preferred contact &RQWDFWSHUVRQ¶VGHWDLOV Same as applicant ✔ person for the application is Name: different from the applicant, provide the details of that Title: First Name: Surname: person. Organisation (if applicable): Postal Address: If it is a P.O. Box, enter the details here: Unit No.: St. No.: St. Name:
Suburb/Locality: State: Postcode:
2ZQHU* Same as applicant The person or organisation Name: who owns the land Title: First Name: Surname: Where the owner is different Organisation (if applicable):Wilken Storage Pty Ltd from the applicant, provide the details of that person or Postal Address: If it is a P.O. Box, enter the details here: organisation. Unit No.: St. No.: St. Name:Woolcock Street Suburb/Locality:Warracknabeal State:VIC Postcode:3393
Owner’s Signature (Optional): Date: day / month / year
Application for a Planning Permit | Regional Council Page 2 Declaration L 7KLVIRUPPXVWEHVLJQHGE\WKHDSSOLFDQW
Remember it is against I declare that I am the applicant; and that all the information in this application is true and the law to provide false or FRUUHFW DQGWKHRZQHU LIQRWP\VHOI KDVEHHQQRWL¿HGRIWKHKHRZQHU LIQRWP\VHOI KDVE SHUPLWDSSOLFDWLRQ misleading information, which could result in a Signature: Date: KHDY\¿QHDQGFDQFHOODWLRQ 17/06/2021 of the permit. day / month / year
Need help with the Application? L General information about the planning process is available at planning.vic.gov.au &RQWDFW&RXQFLO¶VSODQQLQJGHSDUWPHQWWRGLVFXVVWKHVSHFL¿FUHTXLUHPHQWVIRUWKLVDSSOLFDWLRQDQGREWDLQDSODQQLQJSHUPLWFKHFNOLVW ,QVXI¿FLHQWRUXQFOHDULQIRUPDWLRQPD\GHOD\\RXUDSSOLFDWLRQ
+DVWKHUHEHHQDSUHDSSOLFDWLRQ PHHWLQJZLWKDFRXQFLOSODQQLQJ No Yes If ‘Yes’, with whom?: RI¿FHU" Date: day / month / year
Checklist L ✔ Filled in the form completely? +DYH\RX Paid or included the application fee? Most applications require a fee to be paid. Contact Council to determine the appropriate fee.
Provided all necessary supporting information and documents?
✔ A full, current copy of title information for each individual parcel of land forming the subject site.
✔ A plan of existing conditions.
✔ Plans showing the layout and details of the proposal.
✔ Any information required by the planning scheme, requested by council or outlined in a council planning permit checklist.
✔ ,IUHTXLUHGDGHVFULSWLRQRIWKHOLNHO\HIIHFWRIWKHSURSRVDO IRUH[DPSOHWUDI¿FQRLVHHQYLURQPHQWDOLPSDFWV
Completed the relevant council planning permit checklist?
✔ Signed the declaration above?
Lodgement L &RQWDFWLQIRUPDWLRQ 3KRQH (PDLO LQIR#\DUULDPELDFNYLFJRYDX 'HOLYHUDSSOLFDWLRQLQSHUVRQE\SRVWRUE\HOHFWURQLFORGJHPHQW Application for a Planning Permit | Regional Council Page 3 L MORE INFORMATION The Land Existing Conditions Planning permits relate to the use and development of the land. It +RZVKRXOGODQGEHGHVFULEHG" is important that accurate, clear and concise details of the land are You need to describe, in general terms, the way the land is used now, provided with the application. including the activities, buildings, structures and works that exist (e.g. +RZLVODQGLGHQWL¿HG" single dwelling, 24 dwellings in a three-storey building, medical centre with three practitioners and 8 car parking spaces, vacant building, vacant /DQGLVFRPPRQO\LGHQWL¿HGE\DVWUHHWDGGUHVVEXWVRPHWLPHVWKLV land, grazing land, bush block). DORQHGRHVQRWSURYLGHDQDFFXUDWHLGHQWL¿FDWLRQRIWKHUHOHYDQWSDUFHO of land relating to an application. Make sure you also provide the Please attach to your application a plan of the existing conditions of the formal land description – the lot and plan number or the crown, section land. Check with the local Council for the quantity, scale and level of and parish/township details (as applicable) for the subject site. This detail required. It is also helpful to include photographs of the existing information is shown on the title. conditions. See ([DPSOH See ([DPSOH The Proposal Title Information :K\LVLWLPSRUWDQWWRGHVFULEHWKHSURSRVDOFRUUHFWO\" :KDWLVDQHQFXPEUDQFH" The application requires a description of what you want to do with the An ‘encumbrance’ is a formal obligation on the land, with the most land. You must describe how the land will be used or developed as a common type being a ‘mortgage’. Other common examples of result of the proposal. It is important that you understand the reasons encumbrances include: why you need a permit in order to suitably describe the proposal. 5HVWULFWLYH&RYHQDQWV By providing an accurate description of the proposal, you will avoid : A ‘restrictive covenant’ is a written agreement unnecessary delays associated with amending the description at a later between owners of land restricting the use or development of the land IRUWKHEHQH¿WRIRWKHUV HJDOLPLWRIRQHGZHOOLQJRUOLPLWVRQW\SHV date. of building materials to be used). 3ODQQLQJVFKHPHVXVHVSHFL¿FGH¿QLWLRQVIRUGLIIHUHQWW\SHVRIXVH DQGGHYHORSPHQW&RQWDFWWKH&RXQFLOSODQQLQJRI¿FHDWDQHDUO\VWDJH 6HFWLRQ$JUHHPHQWV: A ‘section 173 agreement’ is a contract in preparing your application to ensure that you use the appropriate between an owner of the land and the Council which sets out terminology and provide the required details. limitations on the use or development of the land. +RZGRSODQQLQJVFKHPHVDIIHFWSURSRVDOV" (DVHPHQWV An ‘easement’ gives rights to other parties to use the land or provide for services or access on, under or above the surface A planning scheme sets out policies and requirements for the use, of the land. development and protection of land. There is a planning scheme for every municipality in Victoria. Development of land includes the %XLOGLQJ(QYHORSHV $µEXLOGLQJHQYHORSH¶GH¿QHVWKHGHYHORSPHQW construction of a building, carrying out works, subdividing land or boundaries for the land. buildings and displaying signs. Aside from mortgages, the above encumbrances can potentially limit or Proposals must comply with the planning scheme provisions in even prevent certain types of proposals. accordance with Clause 61.05 of the planning scheme. Provisions may :KDWGRFXPHQWVVKRXOG,FKHFNWR¿QGHQFXPEUDQFHV" relate to the State Planning Policy Framework, the Local Planning Policy Framework, zones, overlays, particular and general provisions. You can (QFXPEUDQFHVDUHLGHQWL¿HGRQWKHWLWOH UHJLVWHUVHDUFKVWDWHPHQW access the planning scheme by either contacting Council’s planning under the header ‘encumbrances, caveats and notices’. The actual department or by visiting the Planning Schemes Online section of the details of an encumbrance are usually provided in a separate document department’s website http://planning-schemes.delwp.vic.gov.au (instrument) associated with the title. Sometimes encumbrances are also marked on the title diagram or plan, such as easements or building Application for a Planning Permit | Regional Council Addendum :K\LVWLWOHLQIRUPDWLRQUHTXLUHG" Declaration 7LWOHLQIRUPDWLRQFRQ¿UPVWKHORFDWLRQDQGGLPHQVLRQVRIWKHODQG The declaration should be signed by the person who takes responsibility VSHFL¿HGLQWKHSODQQLQJDSSOLFDWLRQDQGDQ\REOLJDWLRQVDIIHFWLQJZKDW for the accuracy of all the information that is provided. This declaration is can be done on or with the land. a signed statement that the information included with the application is As well as describing the land, a full copy of the title will include a true and correct at the time of lodgement. diagram or plan of the land and will identify any encumbrances, caveats The declaration can be signed by the applicant or owner. If the owner is and notices. not the applicant, the owner must either sign the application form or must :KDWLVDµIXOO¶FRS\RIWKHWLWOH" EHQRWL¿HGRIWKHDSSOLFDWLRQZKLFKLVDFNQRZOHGJHGLQWKHGHFODUDWLRQ The title information accompanying your application must include a Obtaining or attempting to obtain a permit by wilfully making or ‘register search statement’ and the title diagram, which together make up causing any false representation or declaration, either orally or in writing, the title. is an offence under the Planning and Environment Act 1987 and could UHVXOWLQD¿QHDQGRUFDQFHOODWLRQRIWKHSHUPLW In addition, any relevant associated title documents, known as ‘instruments’, must also be provided to make up a full copy of the title. Need help with the Application? Check the title to see if any of the types of encumbrances, such as a restrictive covenant, section 173 agreement, easement or building If you have attended a pre-application meeting with a Council planner, ¿OOLQWKHQDPHRIWKHSODQQHUDQGWKHGDWHVRWKDWWKHSHUVRQFDQEH envelope, are listed. If so, you must submit a copy of the document (instrument) describing that encumbrance. Mortgages do not need to be consulted about the application once it has been lodged. provided with planning applications. Some titles have not yet been converted by Land Registry into an Checklist electronic register search statement format. In these earlier types of :KDWDGGLWLRQDOLQIRUPDWLRQVKRXOG\RXSURYLGHWRVXSSRUWWKH titles, the diagram and encumbrances are often detailed on the actual SURSRVDO" title, rather than in separate plans or instruments. Application for a Planning Permit | Regional Council Addendum EXAMPLES ([DPSOH The Land L Address of the land. Complete the Street Address and one of the Formal Land Descriptions. 6WUHHW$GGUHVV* Unit No.: 4 St. No.: 26 St. Name: Planmore Avenue Suburb/Locality: HAWTHORN Postcode: 3122 )RUPDO/DQG'HVFULSWLRQ* Complete either A or B. A Lot No.: 2 Lodged Plan Title Plan 3 Plan of Subdivision No.:LP93562 This information can be OR IRXQGRQWKHFHUWL¿FDWH of title. B Crown Allotment No.: Section No.: If this application relates to more than one address, attach a separate sheet setting out any additional property Parish/Township Name: details. ([DPSOH )RUZKDWXVHGHYHORSPHQW L RURWKHUPDWWHUGR\RX UHTXLUHDSHUPLW" * Construction of two, double-storey dwellings and construction of two new crossovers. Provide additional information about the proposal, including: plans and elevations; any information required by the planning scheme, requested by Council or outlined in a Council planning permit checklist; and if required, a description of the likely effect of the proposal. ([DPSOH Existing Conditions L 'HVFULEHKRZWKHODQGLV XVHGDQGGHYHORSHGQRZ* For example, vacant, three Single dwelling dwellings, medical centre with . two practitioners, licensed restaurant with 80 seats, grazing. Provide a plan of the existing conditions. Photos are also helpful. ([DPSOH Applicant and Owner Details L Provide details of the applicant and the owner of the land. $SSOLFDQW * Name: The person who wants the Title: First Name: Surname: permit. Mr Len Browning Organisation (if applicable): Responsible Developers P/L Postal Address: If it is a P.O. Box, enter the details here: Unit No.: 4 St. No.: 12 St. Name: Ardour Lane Suburb/Locality: Wycheproof State: Vic Postcode: 3527 Please provide at least one &RQWDFWLQIRUPDWLRQIRUDSSOLFDQW25FRQWDFWSHUVRQEHORZ contact phone number * Business phone: 9123 4567 Email: [email protected] Mobile phone: 0412 345 678 Fax: 9123 4567 Where the preferred contact &RQWDFWSHUVRQ¶VGHWDLOV Same as applicant person for the application is Name: different from the applicant, provide the details of that Title: Mr First Name: Andrew Surname: Hodge person. Organisation (if applicable): Town Planning Consultants Postal Address: If it is a P.O. Box, enter the details here: Unit No.: St. No.: St. Name: PO Box 111 Suburb/Locality: Parkdale State: Vic Postcode: 3194 2ZQHU* Same as applicant Name: The person or organisation 3 who owns the land Title: First Name: Surname: Where the owner is different Organisation (if applicable): from the applicant, provide the details of that person or Postal Address: If it is a P.O. Box, enter the details here: organisation. Unit No.: St. No.: St. Name: Suburb/Locality: State: Postcode: Owner’s Signature (Optional): Date: day / month / year Application for a Planning Permit | Regional Council Addendum WARRACKNABEAL - PROPOSED DOUBLE SIDED, EXTERNALLY ILLUMINATED, MAJOR PROMOTION SIGN VOLUME 10528 FOLIO HENTY HIGHWAY, 576 CROWN ALLOTMENT 2K SECTION 25 WARRACKNABEAL, VIC 3393 TOWNSHIP OF WARRACKNABEAL PARISH OF TOWN PLANNING DRAWINGS WERRIGAR A01 COVER PAGE HEN A02 SITE PLAN A03 FLOOR PLAN & ELEVATIONS RA T Y A04 PERSPECTIVE VIEWS I HIGHWA LWAY LINE Y PHOTO 01 PHOTO 02 KEY PLAN SCALE 1 : 2500 PHOTO LEGEND ISSUE/AMMENDMENTS SCHEDULE NO. DESCRIPTION 01 13.05.2021 01 PHOTOGRAPHIC VIEW OF THE PROPOSED LOCATION FOR THE SIGN. TOWN PLANNING ISSUE 02 PHOTOGRAPHIC VIEW NORTH FROM THE PROPOSED LOCATION OF THE SIGN. 03 PHOTOGRAPHIC VIEW EAST FROM THE PROPOSED LOCATION OF THE SIGN. PHOTO 03 PHOTO 04 TOWN PLANNING 04 PHOTOGRAPHIC VIEW SOUTH FROM THE PROPOSED LOCATION OF THE SIGN. NOT FOR CONSTRUCTION NORTH POINT PROJECT DATE DRAWING NO. DRAWN BY REGIONAL BILLBOARD CO. WARRACKNABEAL - PROPOSED DOUBLE SIDED, 13/05/2021 A01 JC EXTERNALLY ILLUMINATED, MAJOR PROMOTION SIGN A 62 John Street, ELTHAM VIC 3095 ADDRESS PROJECT NO. PAGE SIZE ISSUE NO. [email protected] HENTY HIGHWAY, WARRACKNABEAL 20-013 A3 01 E M 0400 096 182 HENTY HIGHWAY 17 3 °53 230 ' 20 . " 17m " 0 2 ' m 6 9 °53 3. 90 13 VOLUME 10528 FOLIO 576 CROWN ALLOTMENT 2K SECTION 25 TOWNSHIP OF WARRACKNABEAL PARISH OF WERRIGAR 20 000m² 161 °11' 20" 78m 0 ' PROPOSED 0 3 1 m FOOTPRINT 8 1 333.35m 58 2. 7 251° 75. 1 330 °53' 50" 19.9 RAILWAY LINE ° ISSUE/AMMENDMENTS SCHEDULE 01 13.05.2021 TOWN PLANNING ISSUE LEGEND PROPERTY BOUNDARY EXISTING BUILDINGS ONSITE PROPOSED MAJOR PROMOTION SIGN FOOTPRINT TOWN PLANNING NOT FOR CONSTRUCTION NORTH POINT PROJECT DATE DRAWING NO. DRAWN BY REGIONAL BILLBOARD CO. WARRACKNABEAL - PROPOSED DOUBLE SIDED, 13/05/2021 A02 JC EXTERNALLY ILLUMINATED, MAJOR PROMOTION SIGN A 62 John Street, ELTHAM VIC 3095 ADDRESS PROJECT NO. PAGE SIZE ISSUE NO. [email protected] HENTY HIGHWAY, WARRACKNABEAL 20-013 A3 01 E M 0400 096 182 500 DEDICATED TENANT 450 BUSINESS IDENTIFICATION SIGNANE DISPLAY FACE DISPLAY FACE 2200 2200 18.26m² 18.26m² B'dry 100 100 B'dry 5150 S1 TENANT SIGNAGE 5150 S1 600 5005 2000 850 2000 850 NGL C1 C1 NGL C1 C1 SOUTH ELEVATION NORTH ELEVATION SCALE 1 : 100 SCALE 1 : 100 ACCESS WALKWAY 8300 CONCEALED BETWEEN PROPOSED LIGHTING TO DISPLAY FACES BOTH SIDES OF 150 1300 1670 4965 1670 PROMOTIONAL SIGNAGE ADVERTISTING FACE (18.26m²) B'd r y 850 C1 C1 5150 775 500 500 160 455 160 B'dry 150 550 150 PROPOSED ISSUE/AMMENDMENTS SCHEDULE ADVERTISTING FACE PERMANENT BUSINESS LIGHT OVER 2000 850100 2200 (18.26m²) C1 IDENTIFICATION SIGNAGE 01 13.05.2021 NGL FLOOR PLAN TOWN PLANNING ISSUE SCALE 1 : 100 EAST ELEVATION S1 - SIGNAGE DETAIL SCALE 1 : 100 SCALE 1 : 25 LEGEND MATERIALS BOARD C1 PROPOSED COLUMN - POWDERCOAT BLACK FINISH C1 BLACK PAINT SKIRTING BOARD PROPOSED COLUMN - PROPOSED BLACK PAINT PROPOSED COLORBOND NGL NATURAL GROUND LINE POWDERCOAT BLACK FINISH TO ALL FEATURES, SKIRTING BOARD WITH FINISH TRIMS AND LIGHTING NIGHT SKY FINISH S1 PERMANENT SIGN 1 - REFER TO DETAIL TOWN PLANNING NOT FOR CONSTRUCTION NORTH POINT PROJECT DATE DRAWING NO. DRAWN BY REGIONAL BILLBOARD CO. WARRACKNABEAL - PROPOSED DOUBLE SIDED, 13/05/2021 A03 JC EXTERNALLY ILLUMINATED, MAJOR PROMOTION SIGN A 62 John Street, ELTHAM VIC 3095 ADDRESS PROJECT NO. PAGE SIZE ISSUE NO. [email protected] HENTY HIGHWAY, WARRACKNABEAL 20-013 A3 01 E M 0400 096 182 VOLUME 10528 FOLIO 576 CROWN ALLOTMENT 2K SECTION 25 HEN TOWNSHIP OF WARRACKNABEAL PARISH OF T WERRIGAR Y HIG RAILWAY HW A Y LINE 01 EXISTING PERSPECTIVE VIEW #01 - NORTHBOUND TRAFFIC EXISTING PERSPECTIVE VIEW #02 - SOUTHBOUND TRAFFIC 02 PERSPECTIVE VIEW REFERENCE SCALE 1 : 2500 ISSUE/AMMENDMENTS SCHEDULE 01 13.05.2021 TOWN PLANNING ISSUE GENERAL NOTES PROPOSED PERSPECTIVE VIEW IS AN ARTISTS IMPRESSION OF THE PROPOSAL ONLY. SIZE AND SCALE ARE REFERENCED ON THE FLOOR PLANS AND ELEVATIONS. ALL DRAWINGS TO BE READ IN CONJUNCTION WITH THE SUPPLIED TOWN PLANNING REPORT REFER TO THE TOWN PLANNING REPORT FOR THE WRITTEN STATEMENT REGARDING THE METHODOLOGY DURING THE PREPARATION OF PERSPECTIVE VIEWS LEGEND PERSPECTIVE VIEW - LOCATION IN #00 WHICH PHOTOGRAPHIC VIEWS WERE TAKEN PROPOSED PERSPECTIVE VIEW #01 - NORTHBOUND TRAFFIC EXISTING PERSPECTIVE VIEW #02 - SOUTHBOUND TRAFFIC TOWN PLANNING NOT FOR CONSTRUCTION NORTH POINT PROJECT DATE DRAWING NO. DRAWN BY REGIONAL BILLBOARD CO. WARRACKNABEAL - PROPOSED DOUBLE SIDED, 13/05/2021 A04 JC EXTERNALLY ILLUMINATED, MAJOR PROMOTION SIGN A 62 John Street, ELTHAM VIC 3095 ADDRESS PROJECT NO. PAGE SIZE ISSUE NO. [email protected] HENTY HIGHWAY, WARRACKNABEAL 20-013 A3 01 E M 0400 096 182 PLANNING PERMIT APPLICATION Proposed Illuminated Major PROJECT Promotion Sign Henty Highway, Warracknabeal LOCATION VIC 3393 DATE June 17, 2021 Page | 0 1. CONTENTS 1. Contents ...... 1 2. Introduction ...... 2 2.1. Overview of Regional Billboard Co ...... 2 2.2. Outdoor Advertising Industry ...... 2 2.3. Advertising Content ...... 2 2.4. Community Benefits...... 2 3. Site Selection ...... 3 4. Site Description & Existing Conditions ...... 3 4.1. Site Description ...... 3 4.2. Surrounding Context ...... 5 5. Proposed Development ...... 6 5.1. Description of Proposed Development ...... 6 5.2. Design Response ...... 6 6. Statutory Planning Controls ...... 7 6.1. Zoning ...... 7 6.2. Overlays ...... 8 7. Local Planning Policies ...... 10 8. Conclusion ...... 13 9. Appendix 1 – Copy of title ...... 14 10. Appendix 2 – Copy of Plan ...... 15 11. Appendix 3 – Perspective Views Written Statement ...... 16 12. Appendix 4 – Clause 52.05 ...... 17 13. Appendix 5 – Surrounding signage & built form...... 20 14. Appendix 7 – Vicroads ten point checklist ...... 22 15. Appendix 6 – Lighting Specification ...... 23 Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 1 P 0400 096 182 2. INTRODUCTION 2.1. Overview of Regional Billboard Co Regional Billboard Co Pty Ltd (“RBC”) is a family run business that develops, owns and operates outdoor advertising billboards throughout Victoria – primarily in regional areas. The company was founded by James & Luke Course – who have extensive experience in Outdoor Advertising, Town Planning and Managing Projects. The business was founded to ensure that local and regional businesses have access to Outdoor Advertising to grow their businesses. 2.2. Outdoor Advertising Industry While traditional forms of media (radio, television, print) have been in decline for the past decade, Outdoor has been flourishing and has been used by a huge number of businesses to grow. Total out of home industry revenue in Australia has grown for the past 8 consecutive years, with over 6% growth from 2016-2017 (source:OMA). 2.3. Advertising Content At RBC we pride ourselves on helping local businesses grow using outdoor advertising. Companies within a small radius to our advertising signs will always take preference over large nationwide advertising campaigns. Typically, at least 50% of the advertising content is for businesses located within a 5km radius of the sign. Road safety messages from the TAC are also very common across regional billboards. RBC has one existing electronic billboard – located at 1 Church St, Traralgon. This is the same size as the proposed sign. Thus far over 80% of the advertising content shown has been for local businesses located within 5km of the site. Advertising content is governed by the Australian Advertising Standards Bureau – which has a code of ethics in addition to industry specific controls for sensitive industries such as alcohol. The code of ethics is strictly obeyed and does not allow for religious, racist, sexually explicit or offensive advertising content. 2.4. Community Benefits Our billboards help grow local businesses as well as attract visitors to the town. Advertisements often prompt travellers to stop in that town which puts money in the local economy when motorists may have not otherwise stopped. In addition to the immense benefits for advertiser’s RBC provides value to our landlords from which it leases property. Our landlords receive fixed rent payments each year throughout our lease term which can provide stability and increase their property value. Additionally, wherever possible we use local contractors for construction and ongoing installation of billboard skins. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 2 P 0400 096 182 3. SITE SELECTION When seeking a site in an area there are numerous factors that are considered. RBC seeks to work within the planning policies and frameworks within the council and avoids sites that have planning overlays which discourage major promotion signs. Properties in commercial and industrial areas along major highways and arterial roads are typically what RBC looks for. Properties owned by local property owners and small businesses are prioritised over large national investors. When choosing the exact location on the property we seek an area that is currently unused and will not impact the day-to-day use of the property. It is also important to ensure the location where the sign will be located does not inhibit any development or future plans for the property. This collaboration is important to us as having a positive relationship with our property owners is something we pride ourselves on. During the site selection process, RBC focuses on areas outside the realm of residentially utilised and zoned properties. Ensuring there is always an extended visual and spatial barrier between the proposal and any potentially effected residential properties. The major focus is to identify areas with a built form character where the size and scale of the proposed sign will be justified by the surrounding context of the proposed site. 4. SITE DESCRIPTION & EXISTING CONDITIONS 4.1. Site Description The Subject Site is a industrially zoned property with forthcoming uses which will align with that zoning. The Subject Site is owned by Richard Wilken The property is currently unoccupied. The entire property is open terrain. The site has no existing signage. However, there is some business identification signage in surrounding properties. The signage is medium scale, in the form of billboards. There is vehicle access to this property, as one can pull over from Henty Highway and park on the open terrain of the property or on the other side of the Henty Highway. The site is irregular in shape. The topography of the site is almost entirely flat with an even gradient across the entire property within the boundaries. This topography is consistent with adjacent properties. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 3 P 0400 096 182 The proposed Illuminated Major Promotion Sign will primarily be viewed by northbound traffic on Henty Highway. A copy of the certificate of title and associated title plan are attached as part of this town planning submission. Figure 1– Aerial Photograph of Subject Site Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 4 P 0400 096 182 4.2. Surrounding Context Figure 2 – Aerial Photograph of Surrounding Area The locality characteristics are: • To the north lies 179 Henty Highway. This is an industrially zoned property. • The western boundary abuts the Warracknabeal Railway Line. • To the south lies Dungey St. • To the eastern boundary lies the Warracknabeal Show Yards Reserve. This is a Special Use Zone. The stretch of Henty Highway (in which the Subject Site is located) is an industrial precinct in Warracknabeal. This is clear in zoning, use & character and is identified as such in several local policies. Properties to the north are zoned industrial and have been developed. The area has clearly been designed to be an industrial area and some industrial companies in Warracknabeal are located here. Some portion of the Warracknabeal Town Centre is historically significant – which is recognised by Heritage Overlays. The absence of such overlays in this industrial precinct has driven the development and commercial nature of the area. This was also a key driver of selecting this site. As one would expect in an industrially dominated area – signage is common. This signage comes in many forms and sizes – with a mixture of medium-large scale business identification signage. These signs are a mixture of pole and awning fascia signs. Images of typical signage are shown in Appendix 5. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 5 P 0400 096 182 The closest promotion sign is located at 17 Tarant St which is 300m away. The size of this existing promotion size is very similar to the proposed illuminated major promotion sign. The appropriate zoning and the robust industrial context were key factors in choosing this site for this development. The absence of any heritage issues in the immediate context was also an important factor. 5. PROPOSED DEVELOPMENT 5.1. Description of Proposed Development The proposal seeks approval for the erection and display of an electronic promotion sign on the property at Henty Highway, Warracknabeal including the display of third-party advertising within the proposed advertising area specified on the attached town planning documentation. The proposed illuminated major promotion sign (as detailed in the attached town planning package) proposes one 18.26m² display face. The sign will primarily be viewed by northbound traffic on Henty Highway. In addition to this display face, there will be a permanent 0.27m² ‘Regional Billboard Co’ promotion sign on the skirting board to the left of the display face. Therefore, the total advertising area will be 16.91m². Refer to the town planning documentation for further details. 5.2. Design Response The proposal is carefully sited and designed, to ensure that: • It has a clear connection to the industrial character along Henty Highway. • The location of the sign allows local advertisers to reach a key audience of local and visitor traffic in Warracknabeal. This is a valuable audience for local advertisers which can have very positive impacts on the local economy. Signs of this size are typically too small for national advertisers and used by local businesses. • The height of the proposed sign has been carefully designed to be no bigger than other signs in the area. • The site was carefully selected due to its location within the industrial precinct in Warracknabeal. This ensures the effects on the surrounding properties is minimal. There are no residentially zoned properties that will be affected at all. • The sign will never be visible to traffic at the same time as other large format promotion signage on Henty Highway. This mitigates any issues surrounding visual clutter. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 6 P 0400 096 182 • The size and height of the illuminated major promotion sign was designed to ensure it is visible to traffic, without compromising any views or impacting on the visual amenity of this area in Warracknabeal. All surrounding properties have a consideration for the robust commercial and retail precinct. Almost all properties are designed to be visible and prominent for passing traffic. This is reinforced by the frequency of signage in the area – a clear theme which can be viewed in Appendix 5. 6. STATUTORY PLANNING CONTROLS 6.1. Zoning The subject site is situated within the Industrial 1 Zone; therefore the following items are relevant to the proposal outlined in this application: • Promotional signs are encouraged in commercial and industrial locations in a manner which complements or enhances the character of the area. The character of this particular area is commercial and utilitarian in nature • Advertising sign requirements are at Clause 52.05. This zone is in Category 2 (minimum limitation). Refer to Appendix 4 for a detailed response to the provisions and requirements set out in Clause 52.05. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 7 P 0400 096 182 Figure 3 – Zone Controls of the Site & Surrounds 6.2. Overlays Figure 4 – Nearby Overlays There are no overlays on the subject property. There are several overlays on nearby properties, however none should impact this application. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 8 P 0400 096 182 Figure 5 – Designated Bushfire Prone Area Map The subject site is covered by a Designated Bushfire Prone Area. This overlay identifies the need to proriotise the protection of human life, and the requirements for non-combustible materials to be used in developments. Generally, this overlay is relevant to larger scale developments with habbitable rooms. However, the proposal uses non-combustible materials and would not adversely effect he surrounding land in the case of a bushfire. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 9 P 0400 096 182 7. LOCAL PLANNING POLICIES Clause 21.07 – A Planned Sustainable Future Scenario This policy further identifies Warracknabeal as one of the three townships with “the most potential” as outlined by Yarriambiack Shire Council, to develop its land use for economic purposes. The industrial nature of the immediate area surrounding the Subject Site is an appropriate area to aid in revitalising Warracknabeal. When read in conjunction with 52.05 this location is suitable for the proposed illuminated major promotion sign. The proposed sign will meet the objective of injecting resources into Warracknabeal and revitalising the township. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 10 P 0400 096 182 Clause 21.08-1 – Settlement The character of Warracknabeal as a whole, and in particular the industrial precinct along Henty Highway in which the Subject Site is located, reflects this policy. This industrial precinct in Warracknabeal is a key hub for economic development. Placing signage along the Wimmera Highway in the industrial precinct would meet the goals of utilising the highway infrastructure, facilitating further industrial development, and encourage development in townships. Outdoor advertising is a service that businesses expect to be available in industrial areas. This stretch of Henty Highway in the industrial precinct in Warracknabeal surprisingly does not have much outdoor advertising. The area of the Subject Site is appropriate and conforming with Yarriambiack Shire Council’s strategies to facilitate further industrial development. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 11 P 0400 096 182 Clause 21.08-7 – Industry Yarriambiack Shire Council promotes industrial development such as that of the proposed sign. The proposed sign would follow the Industry policies of encouraging small scale industrial development, and those that are ecologically sustainable. Moreover, Yarriambiack Shire Council outlines that it must increase opportunities for industrial developments in the Shire and continue to pursue suitable land for the location of new developments. The proposed sign is indeed in suitable land in the industrial precinct of Warracknabeal. We submit that the proposed sign is in context with the scale of the development and surrounding environment. This has been achieved through selecting the most suitable site, as well as a design which uses the smallest industry standard size. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 12 P 0400 096 182 8. CONCLUSION In conclusion, we submit that: • The proposal seeks the approval for the development of an illuminated major promotion sign on the property at Henty Highway, Warracknabeal. • The Subject Site is the most suitable for the proposed sign in all of Warracknabeal. It is located in the industrial precinct and is not in close proximity to any heritage overlays. • The proposal is clearly supported by local policies in the Yarriambiack Planning Scheme – whether evaluating the location or design of the sign. • The proposed sign will primarily be used to advertise local businesses. This can have very positive impacts on the local economy. • The design and location of the proposed sign ensures there are no impacts to any residential properties or sensitive areas. • The proposal employs a high level of consideration to the provisions and policies set out about advertising signage in clause 52.05. • The proposal is consistent with the built form on the subject site and surrounding properties. The design has carefully considered the height of nearby buildings and has ensured no important views or vistas will be impacted. Overall, we conclude that the proposed development is consistent with the relevant state and local planning policies. The development also addresses the strategic directions and policy objectives of Yarriambiack Shire Council. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 13 P 0400 096 182 9. APPENDIX 1 – COPY OF TITLE Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 14 P 0400 096 182 10. APPENDIX 2 – COPY OF PLAN Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 15 P 0400 096 182 11. APPENDIX 3 – PERSPECTIVE VIEWS WRITTEN STATEMENT Prepared By: James Course Qualification: Advanced Diploma of Building Design (Architectural) Including: BUIL5922 – Undertake site survey and analysis to inform design process Software: Adobe Photoshop Creative Cloud Informed by: Site features and measurements plan prepared in Autodesk Revit 2018 Methodology: Relevant data obtained from site measure up performed by James Course in conjunction with topographical maps from various online sources: services.land.vic.gov.au/maps & https://www.google.com.au/maps Perspective View Camera: IPhone 10 01: Type: Digital Lens Size: 27mm Angle: Landscape – Parallel to ground Date: 27/04/2021 Time: 11:48am Height Above Ground: 1600mm Modified elements: Nil Assumptions: Height and Length are relative to the documented site features plan; however definitive accuracy cannot be guaranteed. Perspective View Camera: IPhone 10 02: Type: Digital Lens Size: 27mm Angle: Landscape – Parallel to ground Date: 27/04/2021 Time: 11:46am Height Above Ground: 1600mm Modified elements: Nil Assumptions: Height and Length are relative to the documented site features plan; however definitive accuracy cannot be guaranteed. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 16 P 0400 096 182 12. APPENDIX 4 – CLAUSE 52.05 The relevant requirements for advertising signage are set out in Clause 52.05, which outlines that the following items must be addressed: Site Context Report Included on page A01 & A02 of the town planning documentation. Location for Proposed Sign Included on page A02 of the town planning documentation. Location and Size of Existing Signage on the Site The Subject Site has no existing signage on it Location and Form of Existing Signage on Abutting Properties There are no abutting properties with existing signage. The Location of Closest Traffic Control Signs The closest traffic control sign is sign alerting drivers to the nearby railway crossing. This is shown below: View Lines or Vistas Which May Be Affected by the Proposed Sign: There are no important views or vistas impacted by the proposed sign. Dimensions, Height Above Ground Level and Extent of Projection of the Proposed Sign Included on page A03 of the town planning documentation. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 17 P 0400 096 182 Height, Width & Depth of the Total Sign Structure Including Method of Support and any Associated Structures Such as Safety Devices and Service Platforms Included on page A03 of the town planning documentation. Details of Associated On-Site Works Installation of steel structure in line with engineer’s specifications, steel erection via crane (no onsite welding, all bolted together), installation of cladding/display face fixed on to steel structure. Details of any Form of Illumination Including Details of Baffles and the Times at Which the Sign Would be Illuminated The proposed sign is to be illuminated, refer to appendix 6 for further information on the lighting. It would be illuminated from dusk to dawn. The Colour, Lettering Style and Materials of the Proposed Sign Included on page A03 of the town planning documentation. The Size of the Display (Total Advertising Area Including all Sides of a Multi- Sided Sign) Included on page A03 of the town planning documentation. Also referenced in section 5.1 of this report. The Location of any Corporate Logo Box and Proportion of Display Area Occupied by such a Logo Box Included on page A03 of the town planning documentation. Any Landscaping Details No additional landscaping details. A Description of the Existing Character of the Area Including Built Form and Landscapes Refer to section 4 of this report. The Location of any Other Signs Over 18 Square Metres, or Scrolling, Electronic or Animated Signs Within 200 Metres of the Site There are no existing Major Promotion Signs over 18 square metres, or scrolling, electronic or animated signs within 200 metres of the Subject Site. Any Existing Identifiable Advertising Theme in the Area As shown above and in Appendix 5, this stretch of Henty Highway has relatively few small sized business identification signage. This signage is a mixture of small- scale business identification and promotion signage, and small traffic control signage. These signs are a mixture of wall mounted and pole signs. Images of typical signage are shown in Appendix 5. Photo Montages or a Streetscape Perspective of the Proposed Sign Included on page A04 of the town planning documentation. Level of Illumination Please refer to appendix 6 for further information on the lighting. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 18 P 0400 096 182 The Relationship to any Significant or Prominent Views and Vistas As identified above, the proposal is deemed as having no effect on any significant views or vistas. In summary, the proposal is representative of the guidelines set out in clause 52.05. The proposal is characteristic to the scale of the surrounding context of built form. The impacts on any important or significant views are negligible. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 19 P 0400 096 182 13. APPENDIX 5 – SURROUNDING SIGNAGE & BUILT FORM Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 20 P 0400 096 182 Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 21 P 0400 096 182 14. APPENDIX 7 – VICROADS TEN POINT CHECKLIST No. Item Comment/Response The proposed sign is located on a Obstructs a driver's line of sight at an straight stretch of road, with nov ehicle 01 intersection, curve or point of egress entrance points in close proximity – from an adjacent property. therefore would not be an issue. Obstructs a driver's view of a traffic The sign will not obstruct any views, and control device, or is likely to create a standard conditions for electronic signs confusing or dominating 02 will ensure it has no impact on the background which might reduce the effectiveness of nearby traffic control clarity or effectiveness of a traffic devices. control device. Could dazzle or distract drivers due The advertising faces have strict to its size, design or colouring, or it guidelines regarding the design and 03 being illuminated, reflective, coloration of advertising. The sign will not animated or flashing. be reflective, animated or flashing. Vicroads will no doubt make an Is at a location where particular assessment on the railway crossing 04 concentration is required, such as a nearby, but we have no reason to believe high pedestrian volume intersection. that the sign would impact on road safety. Is likely to be mistaken for a traffic control device, because it contains The advertising face is reviewed under 05 red, green or yellow lighting, or has strict guidelines to ensure no traffic red circles, octagons, crosses, control symbolism exists. triangles or arrows. Requires close study from a moving As with other advertising billboards, it is or stationary vehicle in a location 06 considered that the proposal would not where the vehicle would be require a detailed study. unprotected from passing traffic. Invites drivers to turn where there is It is understood that the proposed sign fast moving traffic or the sign is so would not have any traffic control 07 close to the turning point that there symbolism or directional advice to is no time to signal and turn safely. drivers. Is within 100 metres of a rural railway The proposal is not within 100m of a 08 crossing. railway crossing. Has insufficient clearance from The proposal will not effect the current 09 vehicles on the carriageway. clearance conditions on the subject site. As is outlined above, strict guidelines are Could mislead drivers or be mistaken 10 adhered to in order to ensure advertising as an instruction to drivers. faces do provide instructions to drivers. Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 22 P 0400 096 182 15. APPENDIX 6 – LIGHTING SPECIFICATION Regional Billboard Co Pty Ltd A 62 John St, Eltham VIC 3095 E [email protected] 23 P 0400 096 182